Pflugerville, TX Zoning

Overview

Pflugerville runs a Euclidean base-zoning system (§4.2 residential + §4.3 non-residential) alongside a form-based Corridor District system (§4.4 CL3/CL4/CL5) specifically for the SH130 and SH45 corridors, plus discretionary PUD (§4.5.3) for large mixed-use projects. MF district numbers are density-encoded (MF-10 = 10 du/ac, MF-20 = 20 du/ac); SF/2-F/A/MH districts use lot-area-based dimensional control; commercial districts are letter-coded (O/NS/R/GB1/GB2) with intensity tier. Corridor districts use build-to-lines, max density floors (min 6–20 du/ac), height up to 120 ft in CL5 with MF-Urban designation, and impervious cover up to 85% — distinctly form-based and intended for SH130/SH45-adjacent parcels. Classification = hybrid-pd because Corridor Districts + PUD together can supersede the Euclidean base in any corridor/large-site context; neither pure Euclidean nor pure form-based fits.

Districts

Confidence: confirmed partial under review not found

Overlays

State preemptions

Adopted building codes

Home rule; major cities on 2024 IBC

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Amendment history

Quirks & notes

• CL3/CL4/CL5 Corridor Districts are BASE zones (§4.4), not overlays — applied specifically to parcels along SH130 and SH45 corridors. Form-based (build-to-lines, min-density floors, impervious-cover ceilings) within an otherwise Euclidean UDC. Ord. 1623-24-04-23 (eff. 2024-04-23) is the current corridor-district amendment.
• Downtown District Overlay (DD) has FOUR sub-districts — Downtown Core (0 ft setback, 60 ft height, 2-story minimum, 100% lot coverage), Transitional Compatibility Zone (15 ft front, 35 ft height, 70% coverage), Pfluger Tract, South Downtown (SoDo), and Western Gateway. Core requires ≥50% of minimum parking OFF-SITE (§4.5.1).
• Pecan Street special treatment inside DD Core — 25 ft build-to-line (vs. 15 ft elsewhere in Core) and 25 ft front setback preserve historic streetwall character.
• MF-10 and MF-20 district numbers are density-encoded: 10 du/ac and 20 du/ac respectively; lot area is N/A (no minimum) in these districts.
• SB 840 does NOT apply — Pflugerville (~67K) below 150K city population threshold. City retains full legislative authority over density, height, setbacks, parking on commercial/office/retail parcels.
• SB 15 applies statewide — small-lot deregulation (≤4,000 sf) constrains Pflugerville's authority over setbacks/parking/height/FAR on CL3 townhome lots (2,500 sf) and any legacy sub-4,000 sf lots.
• Austin Executive Airport Hazard Overlay (AEAH) — 14 CFR Part 77-aligned approach/conical/horizontal/transitional surfaces; 150-ft horizontal surface cap above 620 MSL airport elevation (770 ft MSL absolute); depicted on KSA Engineers' April 2015 map (§4.5.4).
• 685 Commercial Park Overlay — highly prescriptive architectural standards for 'Development Area 2' including prohibited 'pink and gold glass,' required gable/hip roof pitch 1:12–8:12, and permitted chain-link fencing up to 8 ft — distinctive standards for this single SH130/FM685 subdivision.
• Building height setback rule — structures >20 ft abutting single-family residential require 1 ft additional setback per 1 ft additional height (commercial) OR 2 ft setback per 1 ft height step (multi-family). Rule applies across §4.3 and §4.4.
• No dedicated Floodplain overlay in UDC §4.5 — flood regulation lives in Flood Damage Prevention Ordinance (Subchapter 9 or standalone), not as a mapped §4.5 overlay district. V1 inferred 'FH' overlay code is NOT the actual UDC structure.
• No dedicated Historic Preservation, Stream/Environmental, TOD, or Affordable Housing overlay — only 4 overlays in §4.5 (DD, 685, PUD, AEAH). Environmental handled via Subchapter 12 (Tree Preservation) and Subchapter 14 (Public Parkland/Open Space); historic character captured via DD Core sub-district.
• Campus Industrial (CI) district permits max 85 ft height — highest non-corridor, non-overlay district; positioned for corporate/R&D campuses and (per market pattern) data center use. GI goes to 100 ft.
• PUD district (§4.5.3) is a floating district — minimum 20 acres (or smaller with Council consent); project-specific regulating plan and development code supersede base; Council-approved minor amendments require meeting 8 criteria, major require new application.
• EncodePlus SPA platform — JS-rendered document viewer; deep-section HTML fetches return navigation shell only. Reliable path is /doc-view.aspx?tocid=XXX&print=1 print-view which returns full section text.

Formulas

Definitions

height

Grade to highest point of structure (including roof peak/equipment) per UDC §4.2–§4.4 tables.

lot_coverage

Building footprint / lot area.

impervious_cover

All hardscape (buildings, driveways, parking, sidewalks) / lot area; capped per district in §4.3/§4.4.

far

Gross floor area / lot area (not consistently published in §4.3 dimensional table).

du_ac

Dwelling units per gross acre; explicit in MF-10 (10 du/ac) and MF-20 (20 du/ac); MH capped at 8 du/ac; corridor districts use min-density floors + max ceilings.

setback_front

Front property line to nearest building face.

setback_side

Side property line to nearest building face (interior vs. street side distinguished in corridor districts).

setback_rear

Rear property line to nearest building face.

build_to_line

Maximum front setback requirement (CL4/CL5 require building placed <25 ft from property line on >50% of frontage, except toll/frontage roads).

parking

Spaces per dwelling unit; Downtown Overlay requires ≥50% of minimum required parking to be off-site.

Capacity calculations

max_footprint_sf

lot_area_sf * lot_coverage

max_impervious_sf

lot_area_sf * impervious_cover

max_units_from_density

lot_area_sf * du_ac / 43560

building_height_setback_rule

For structures >20 ft abutting single-family residential zoning: 1 ft additional height requires 2 ft additional setback (commercial base) OR 5 ft (multi-family base). Per §4.4 corridor districts.

Sources & references

Research status

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